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WRITTEN NARRATIVE PEACHTREE REZONING APPLICATION

(1) Whether the proposal is in conformity with the policy and intent of the land use plan; A. Land Use:

The applicant proposes to develop a 37 acre parcel located on the westernmost portion of the Industrial in Peachtree City. The property is located adjacent to Lake McIntosh, to the north of Falcon Field Airport and is surrounded by the southern half of the Planterra Ridge Golf Course. The applicant proposes to build a master consisting of a mix of residential uses, two office , a village green space containing small shops, restaurants and community open space as well as other community amenities such as a chapel, a pool and a gym. The maximum number of dwelling units would be 420 units. To facilitate the proposed development, the applicant requests that 28.04 acres of the property be rezoned from General Industrial (GI) to Limited Use Commercial (LUC) to allow for the mix of residential, restaurant and community amenity uses. The office portion of the development is proposed to remain zoned GI. An extension of the runway protection zone north into the portion of the property remaining zoned GI would also be facilitated by the approval of the requested rezoning. The proposed development will be phased as follows: Phase I will include the and a portion of the townhomes. Phase II will include the single-family homes, retail/restaurants/social center, and remaining balance of the townhomes. Though the comprehensive plan designates the area as industrial and within the , the proposed residential development would be in conformity with the policy and intent of the comprehensive plan. The comprehensive plan states in its housing policies the goal to “create a sense of neighborhood by developing separate and identifiable subdivisions surrounded by open spaces and appropriate landscape buffers” and to “provide a broad range of housing opportunities with an appropriate mix of homes regarding size, type, price and location in order to meet the needs of people of all life stages and abilities.” In addition, in a summary of citizens opinions and concerns, the comprehensive plan states that citizens of Peachtree City appreciate sense of community, abundance of greenspace and recreational opportunities in Peachtree City. However, they are concerned by the limited housing type options. The proposed development would create a lake front community adjacent to the golf course that would provide a variety of housing types and that will serve the needs of people of a range of needs and abilities in the City. B. Community Design:

The proposed development would create a community design consistent with the village concept. The 2017 comprehensive plan acknowledges that the definition of the village concept is currently unclear. The plan states a goal to define the village concept, but does

12476197–1 not explicitly outline a definition. However, historically, the village concept in Peachtree City has meant places where one could live, play, shop and possibly work. The proposed development will create a mixed residential community adjacent to a golf course and Lake McIntosh that will contain a vibrant mix of amenities and opportunities for work and play. Further, though the development is located within the Industrial Park, it is more compatible with the development immediately to the north, which contains a residential surrounded by golf course property and is also adjacent to the Industrial Park to the east.

The proposed development would provide multi-use path connections between residential and commercial properties and community facilities, such as retail shops, restaurants, social center, single homes and multifamily buildings. The proposed development would preserve natural resources on the site by limiting the developed area leaving open space areas as well as preserve specimen trees and vegetation along roadways or boundaries by providing sufficient area between the proposed buildings and drives aisle to the existing roadways and boundaries. Further, the development would incorporate natural storm water management designs such as the utilization of ponds. The development will be providing various open space areas and the architecture, signs, landscaping, lighting and other elements would articulate the village concept. C. Economic Development:

The proposed development will provide new retail/restaurant opportunities for existing or new county businesses. The proposed development will add an estimated $240,313 to the city’s tax base. D. Fire and Rescue:

The proposed development will add approximately five multifamily buildings consisting of 350 units combined, six townhome buildings consisting of 27 units combined, 43 single family home parcels, three buildings of retail/restaurant space consisting of 7,000 sf combined and a single building social center consisting of 2,500 sf. See Section G below for explanation of Level of Service in the existing condition scenario vs build out scenario for the project. The multifamily component of the development will be compliant with NFPA 13R and NFPA 13. Sprinklers will be provided within the proposed multifamily buildings. The proposed development is located 2.35 miles from Fire Station #81 and 2.15 miles from Fire Station #83. Existing roadway provides access to the entire proposed development.

E. Potable Water:

Potable water is available to the site via two public mains. The first is an existing public 8” water main is located along the north portion of Clubhouse Drive, which is a private drive to the along the northeastern corner of the site. This main is adequate to serve the project by itself and would be the likely service connection for the project. There is also

12476197–1 a second water main, which is an existing public 10” water main located along the eastern side of Naeco Way. This existing 10” water main is approximately 290 linear feet from the site. F. Sewer:

Sanitary sewer service is available along the northeastern portion and southwestern portion of the parcel via an existing public 8” sanitary sewer main within an existing 20’ easement. The existing 8” sewer mains have the necessary capacity available for the proposed mixed-use development. G. Transportation:

Existing intersections feeding the proposed development do not currently meet level of service (LOS) “D”. Two intersections could be improved to achieve a level of service (LOS) “D” or better for their existing conditions. The intersection of TDK Blvd. and Dividend Drive could be improved with a signal (if warranted) or a roundabout. The intersection of Crosstown Drive and South Peachtree Parkway could be improved with a two lane roundabout. The roundabout would consist of two northbound and two southbound lanes along South Peachtree Parkway. The roundabout would also consist of one eastbound lane with one eastbound slip right-turn lane and one westbound lane along Crosstown Drive. These improvements would bring the intersections to a level of service (LOS) “D” or better during the build-out of the proposed development. The proposed development will provide multi-use path and sidewalk connectivity within portions the site as well as to adjacent properties. Internal roads will also provide connectivity with the proposed site and to adjacent properties.

(2) Whether the zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property;

The proposed zoning proposal will permit a use that is suitable in view of the use and development of adjacent and nearby property. To the west of the property is a portion of the Planterra Ridge Golf Course and Lake McIntosh. To the south of the property is a portion of the golf course and the Falcon Field Airport. To the east is undeveloped land, several light industrial properties and another portion of the golf course. To the north of the property is the golf course clubhouse which is connected by multiuse path to the northern half of the golf course. As noted above, the northern half of the golf course surrounds the Planterra Ridge subdivision, with the lake to the west and the Industrial Park to the east. The proposed mixed-use development would be complementary to the nearby golf course, residential, and light industrial uses and would add more vibrant, community-oriented uses to the area.

(3) Whether the zoning proposal will adversely affect the existing use or usability of adjacent or nearby property;

12476197–1 The zoning proposal will not adversely affect the immediately adjacent property which is primarily golf course property and light industrial uses. The proposed residential community will complement the recreational golf use surrounding the parcel and the lake. The proposed development will also not adversely affect the use or usability of nearby property (4) Whether the property to be affected by the zoning proposal has a reasonable economic use as currently zoned; The lack of development on the property suggests the property does not have a reasonable economic use as currently zoned. The property’s location within a golf course and adjacent to the lake make it suitable for residential, office and restaurant uses. (5) Whether the zoning proposal will result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities, or schools; and The zoning proposal will not result in a use which will or could cause an excessive or burdensome use of existing streets, transportation facilities, utilities or schools. The current GI zoning allows many uses that have a significant impact on streets, transportation facilities and utilities such as office, manufacturing and assembly facilities, recovered materials processing facilities and distribution facilities. Due to the mixed-use nature of the development with residential uses, the impact on streets, transportation facilities and utilities is not expected to be over burdensome and it is anticipated to be less impactful than development under the current GI district regulations. The development will have some impact on schools because the change in zoning will result in the of residential units. Notwithstanding the foregoing, the impact is not expected to be excessive or burdensome because Oak Grove Elementary, Rising Star Middle School and Starrs Mill High School is anticipated to have adequate capacity at build out of the project. (6) Whether there are other existing or changing conditions affecting the use and development of the property which give supportive grounds for either approval or disapproval of the zoning proposal. As noted above, the property is lake front property surrounded by a golf course. The fact that it has not been developed suggests that it is better suited for the mix of uses proposed by this application. Further, this site has been marketed tirelessly as GI or a Corporate HQ use for many years by PCDC (master developer for PTC) for the period between 1994 - 2008, then Group VI for the period 2013 - 2016 (our predecessor firm), then finally Pace Lynch up to present day to no avail. The areas immediately surrounding the subject site have seen numerous and significant changes to land uses over the years all of which have resulted in the subject site being surrounded by a sea of open space public uses with world class views of gold and lake amenities vs GI, specifically including, but not limited to Lake McIntosh. These significant changes specifically include (i) the aforementioned completion of Lake McIntosh in late 2013, (ii) the rezoning of GI land to a SF residential use known as Planterra Ridge and (iii) the transfer made at the request of Peachtree City of a bordering 29 acre parcel (illustrated as Tract 3 below; note the subject is tract 4) to allow the local Airport Authority to expand its runway safety area, acquire additional runway protection zone, ultimately allowing the expansion of its landing and departure operations on the condition

12476197–1 that it would not seek to move the then location of the landing threshold or alter the approach slope coming into runway 13 and "that future members of the Authority, and future authorities en bank be hereby encouraged to adhere to the intentions and philosophies set forth" as conditions to the private/public land transfers. In spite of such promises being made we are actively proposing a smaller scale "Mixed Use Village" that not only strictly adheres to the "step down" planning philosophies that Peachtree City was developed around but also allows the Airport Authority and Peachtree City (which is their current collective desire) to expand its landing operations at the airport in spite of the aforementioned conditions in the private/public land transfers. Additionally the 1985 Land Use Plan contemplates in Chapter 6, Future Land Use, specifically page 102, that "High Density multi-family uses should also be developed near existing (Braelinn ) and future village centers in order to sustain activities proposed for such locations. Additionally, High Density multi-family development near the Industrial Park on the proposed Lake McIntosh will serve two purposes: provide proximity of large numbers of people to the city's primary job area; and, allow the maximum feasible number of people to enjoy the amenities associated with the lake." Lastly, the growing trend in decision making for employers that we have witnessed first hand since 2013 is to locate in areas where they feel they have the greatest chance of attracting and retaining top talent. This has widely resulted in flight from the typical suburban office in favor of more experiential, walkable, mixed use areas. The Calistoa Lake McIntosh development all but ensures success landing the next major Corporate HQ to Peachtree City.

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